Key Takeaways
- This building proves, against itself, that the price you pay decides everything — the 2005–06 buyers lost money 74.1% of the time; the 2010 buyers lost money 3.6% of the time. Same homes.
- The 2005–06 sell-out priced at $371 per square foot — the 2010 wave priced at $167 — 2.2 times cheaper for the identical building.
- More than half of all resales here lost money — 117 of 224, and the median owner was DOWN 3.9% over a 5.5-year hold.
- 195 homes at 275 NE 18 Street, Edgewater — plus 11 commercial store units that are not homes and are excluded from every figure here.
- The four-year direction is down — $471 to $416 per square foot — but the homes being sold changed size sharply after 2023, so treat the size of that fall with caution.
- Turnover is low — about one home in 27 per year — 29 qualified sales in four years across 195 homes.
275 NE 18th Street, Miami, Florida | Neighborhood: Edgewater
The same building bought twice, four years apart
Elsewhere on this site I have argued that what decided whether a Miami condominium buyer made money was not the year on the calendar but the price paid relative to the asset. Most of the evidence for that is comparisons between buildings, which always leaves room for argument — different locations, different quality, different everything.
This building settles it internally. The county record contains two large purchase cohorts, four years apart, buying the same homes in the same building.
| Cohort | Sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2005–06 sell-out | 140 | $361,000 | $371 |
| 2010 wave | 51 | $133,200 | $167 |
Same building. Same floorplates. Same view, same location, same association. The 2010 buyers paid 2.2 times less per square foot than the 2005–06 buyers.
Here is what happened to each group:
| Cohort | Have resold | Sold at a loss | Median outcome |
|---|---|---|---|
| Bought 2005–06 | 116 | 86 — 74.1% | −19.2% |
| Bought 2010 | 28 | 1 — 3.6% | +83.7% |
Roughly three in four of the original buyers lost money. Exactly one of the twenty-eight measurable 2010 buyers did, and the typical one is up more than eighty per cent.
Nothing about the building changed between those two cohorts. What changed was the price of entry. The worst single round trip in the record is a home bought for $295,000 in January 2006 and sold for $80,000 in June 2011 — down 72.9% in five and a half years.
I want to be careful about one thing: these are gross figures, before commissions, closing costs, taxes, association dues and years of carrying costs. Those costs make the losses worse and the gains smaller. The direction of the finding is not affected.
What is actually inside the building
The county returns 207 folios at 275 NE 18 Street: 195 residential homes and 11 commercial store units, plus a single reference folio. The stores range from 1,255 square feet down to one folio of nine square feet assessed at $393. None of the 11 is counted in any figure on this page.
The residential mix is broad: 78 one-bedrooms, 70 two-bedrooms, 29 three-bedrooms, 16 studios and two four-bedrooms. Heated area runs 582 to 2,300 square feet with a median of 1,040.
That spread matters for how you read any price figure here. A building running from 582 to 2,300 square feet does not have a single market — it has several, and a median drawn across all of them moves whenever the mix of what sold changes. Which is exactly what has happened in the last four years, as the next section sets out.
The 2026 assessed values run $110,134 to $711,500, with a median of $284,927 — among the lower assessed medians of the buildings measured for this site.
The record sale is $950,000 for PH-07 in April 2015, 2,300 square feet at $413 per square foot. Note the date: the building’s highest recorded sale is more than a decade old.
The four-year picture, and what I cannot separate
Qualified sales from the Miami-Dade County Property Appraiser record, pulled 17 August 2026 — arm’s-length transactions only.
| Year | Qualified sales | Median price | Median $/sq ft | Median size |
|---|---|---|---|---|
| 2023 | 10 | $374,500 | $471 | 748 sq ft |
| 2024 | 8 | $405,000 | $461 | 1,046 sq ft |
| 2025 | 7 | $435,400 | $417 | 1,051 sq ft |
| 2026 to date | 4 | $302,500 | $416 | 1,020 sq ft |
The per-foot direction is down: $471 to $416. But look at the size column before you take the size of that fall at face value. The median home sold in 2023 was 748 square feet. In every year since it has been roughly 1,046.
Larger homes almost always trade at a lower price per square foot than smaller ones in the same building. So part of the drop from $471 to $461 is the mix changing, not values falling — and on 10 and 8 sales there is no honest way to say how much.
I would normally settle this by holding the floorplate constant, as I do on other pages. I cannot do it here. This building has no dominant repeated floorplate: its most common size accounts for twenty homes, and in the last four years no single floorplate traded more than once in any year. There is nothing to control with.
What I will say: the direction is down, and the two later years support it. From 2024 to 2026 the median size sold barely moved — 1,046, 1,051 and 1,020 square feet — and across those same three years the per-foot figure still fell, $461 to $416. That stretch is mix-stable and still negative, which is the more trustworthy part of the table.
The whole-record view says the same thing more bluntly. Across 224 resales, 117 — 52.2% — sold at a loss, and the median owner was down 3.9% over a 5.5-year hold. In most buildings measured for this site the median owner is up. Here they are not.
Where the evidence thins out
Three qualifications.
Every year in the four-year table is a single-digit sample — 10, 8, 7 and 4 qualified sales. Turnover is about one home in 27 per year. The cohort analysis at the top of this page rests on 116 and 28 round trips and is far better evidenced than anything in the recent table.
No floorplate control is possible, for the reason given above. This is a limitation of the building, not of the record.
Age, storeys, amenities and monthly costs are not in this record and are not stated here. For a building with this ownership history, the association’s finances and any assessment history would matter a great deal to a buyer, and none of it appears in the Property Appraiser’s data.
Who this building suits
It suits a buyer who is buying a place to live at a price, and who has read the section above and understood what it means. A four-year median of $453 per square foot, in a band from $189 to $547, at a median price of $400,000, is genuinely inexpensive for a bayfront-adjacent Edgewater address.
It suits a buyer who wants evidence that entry price matters more than timing. This building contains that evidence in its own record, and it is the reason the page leads with it: 74.1% against 3.6%, in the same homes, four years apart.
It suits an appreciation-led investor poorly, on this record. The median resale here lost 3.9%. The highest price the building ever recorded was in April 2015. The per-foot figure has fallen across the mix-stable stretch from 2024 to 2026. None of that forecasts the future, but none of it argues for paying up either.
If you are selling here, price against your own size band rather than the building median — a 582 square foot home and a 2,300 square foot home are not in the same market, and the building median moves with whichever traded last. If you bought in 2010 or later, the record says you are very likely ahead. If you bought in 2005 or 2006, it says you are probably not, and the honest advice is to make that decision on where you want to live rather than on getting back to a 2006 number.
Verified 19 August 2026 against the Miami-Dade County Property Appraiser record for 275 NE 18 Street, Miami — all 207 folios retrieved individually on 17 August 2026, grouped by subdivision and filtered to residential homes. Excluded from every figure: 11 commercial store folios and one reference folio. Sale figures are qualified, arm’s-length transactions only, and legs under $10,000 are excluded from the cohort analysis as deed transfers rather than sales; the 116 outcomes in the 2005–06 cohort were checked individually for non-market transfers and none was found — the worst is a genuine −72.9% crash-era resale. Foreclosure and deed-in-lieu transfers, which the county records but does not flag as qualified, are excluded from both cohorts; including them would read 74.1 as 78.2% and 3.6 as 8.3%, and they are not arm’s-length sales. No floorplate size control is published because the building has no repeated floorplate that traded more than once in any of the last four years. 2026 is an incomplete year resting on 4 sales and is flagged wherever it appears. Building age, storey count, amenity detail and association costs are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
1800 Biscayne Plaza — Frequently Asked Questions
Did buyers at 1800 Biscayne Plaza lose money?
It depends entirely on when they bought, and this building shows that more clearly than any other measured for this site. Of the 2005–06 buyers, 116 have resold and 86 — 74.1% — sold for less than they paid, at a median of −19.2%. Of the 2010 buyers, 28 have resold and only 1 — 3.6% — lost money, at a median of +83.7%. Same homes, four years apart. Both figures count qualified, arm’s-length resales only; foreclosure transfers are excluded.
Why did the two groups do so differently?
The price of entry. The 2005–06 sell-out priced at a median of $371 per square foot; the 2010 wave at $167 — 2.2 times cheaper. Nothing about the building changed between them. It is the clearest evidence on this site that what a buyer paid relative to the asset mattered more than the year they bought.
Are prices rising or falling at 1800 Biscayne Plaza?
Falling, on the evidence available. Median price per square foot went $471 in 2023 to $416 in 2026. Part of the drop between 2023 and 2024 is a change in the size of homes selling — the median went from 748 to 1,046 square feet — but from 2024 onward the size held steady and the per-foot figure still fell, $461 to $416. That mix-stable stretch is the trustworthy part.
How many units are in 1800 Biscayne Plaza?
The county records 207 folios at 275 NE 18 Street: 195 residential homes and 11 commercial store units, plus one reference folio. Only the 195 homes are counted here. The mix is 78 one-bedrooms, 70 two-bedrooms, 29 three-bedrooms, 16 studios and two four-bedrooms.
How large are the homes?
Heated area runs from 582 to 2,300 square feet with a median of 1,040. That is a wide spread, and it means the building does not have one market but several — a reason to price against your own size band rather than the building median.
What is the ownership record like overall?
Weak, relative to most buildings measured for this site. Across 224 resales, 117 — 52.2% — sold at a loss, and the median owner was DOWN 3.9% over a 5.5-year hold. In most buildings on this site the median owner is up.
What is the most expensive home ever sold here?
$950,000 for PH-07 in April 2015 — 2,300 square feet at $413 per square foot. The date matters: the building’s highest recorded sale is more than a decade old.
Sources and further reading
Interested in selling in 1800 Biscayne Plaza?
Learn more about selling your condo in 1800 Biscayne Plaza with Josh Stein.
Edgewater Condo & Loft Buildings
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Part of Miami Luxury Condos.